45 East End Avenue

Emery Roth & Sons organized the building as a 20-story red-brick slab on an irregular riverfront lot of roughly 14,000 square feet, with balconies and terraces distributed across the facade rather than reserved for setback floors. The apartment stock runs from one-bedrooms through large post-war two- and three-bedroom lines, with combinations producing homes of four-plus bedrooms; high floors on the east carry panoramic river views, and many west and north lines pick up open townhouse-block light. Post-war proportions — entrance foyers, real dining areas, deep closets — renovate well, and the spread between estate condition and done condition is where most of the building's pricing variance lives. Three professional units occupy the base per city records.

Full-service: 24-hour doorman and concierge, live-in resident manager, renovated fitness center, central laundry, bike room, storage, rooftop access, and the on-site garage with direct elevator-level access — a meaningful winter amenity on the river. Hallways and lobby have been renovated in recent cycles per listing records. Management is institutional, with a published application and fee schedule (application processing, financing fee, move-in/move-out deposits, and a per-share closing fee structure). The building sits in a mapped flood zone per city records; buyers should ask about post-Sandy resiliency measures and insurance posture during diligence — the corridor's riverfront buildings have generally invested here, but we verify rather than assume. Board application materials for the building are on file in The Roebling Research Library.

Recent sales

Recent transfers at this building, from The Roebling Research Library. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.

Market read. Most recent trades (2026 to date) cleared a median $884/sf (floor-adjusted) across 4 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 4.3% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01589-0034). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage on co-ops is not officially recorded, figures shown are approximate.

The river side is the point. This is one of the few East End co-ops physically on the water side of the avenue, with esplanade access from the building's own corner. East-facing lines price accordingly; west-facing lines buy the same building and services at a discount. Decide which product you're buying before you negotiate.

The policy framework is firm but navigable. 65 percent financing, board-approved pets, pied-à-terre permitted, co-purchase case-by-case, trusts only as the corporation permits. Sublet flexibility is the corridor's tightest constraint here — documented as a one-year allowance for relocated shareholders. If exit-flexibility matters to you, weigh this honestly. Run the Co-op Board Qualification Calculator before offering.

Verify the fee stack at offer stage. A transfer fee exists per the managing agent's schedule but is set by amendment; sublet fees, per-share closing fees, and deposits are published. We confirm the current numbers against building documents before contract.

Ask the flood and resiliency questions. The lot carries a federal flood-zone designation. Your attorney should review the building's insurance, any post-Sandy capital work, and reserve posture — standard diligence for the riverfront, and usually a reassuring answer when documented.

Price the transit honestly. The Q at 86th and Second changed the corridor's math, but this is still a three-avenue walk, across York and First; the 79th Street crosstown, the M86, and the ferry at 90th fill the gaps. Buyers trading from Lexington-line buildings should test the commute before contract.

Lead with the water. River-facing balconies over the esplanade are the building's signature product — market them against the corridor's park-facing premium stock, not against generic Yorkville post-war. Photograph east light early in the day.

Present the combined layout clearly. Show bedroom separation, storage, fitness center and garage access, and verify any school assignment separately. Use matched sales and marketing-time data to assess the specific combination; its layout alone does not establish how quickly it will sell.

Condition transparency wins. The renovated-versus-estate spread is wide and the buyer pool is deliberate. Anchor to same-line history where it exists, and run the Renovation Cost Calculator against your ask if the unit is dated — the buyer will.

If you're considering 45 East End Avenue, also evaluate:

• 200 East End Avenue — the corridor's full-blockfront post-war co-op opposite the park's northern blocks; the closest operational peer
• 55 East End Avenue (Riverview South) — Emery Roth, 1951; the same-vintage full-service co-op a block north
• 25 East End Avenue (The Yorkgate) — Cross & Cross pre-war with river views; the pre-war step-up on the water side
• 1 Gracie Square and 10 Gracie Square — the corridor's blue-chip pre-war trophy co-ops at the park's southern corner
• 120 East End Avenue — the corridor's stately limestone pre-war on the park; the prestige tier
• 170 East End Avenue — park-facing post-war condo with balconies; the condo alternative
• 40 East End Avenue — boutique new-development condo one block south; the new-construction alternative at a higher price point
• 20 East End Avenue — Robert A.M. Stern new-classical condo; the corridor's top-tier new alternative